Origins and growth of the housing bubble,

The housing bubble grew up alongside the stock bubble of the mid-1990s. People who had increased their wealth substantially with the extraordinary run-up of stock prices were spending based on this increased wealth. This led to the consumption boom of the late 1990s, with the savings rate out of disposable income falling from five percent in the mid-90s to two percent by 2000. The stock-wealth induced consumption boom led people to buy bigger and/or better homes, since they sought to spend some of their new stock wealth on housing.

The next phase of the housing bubble was the supply-side effect of the dramatic increase in house prices, as housing starts rose substantially from the mid-1990s onwards. Baker notes that if the course of the bubble in the United States had followed the same pattern as in Japan, the housing bubble would have collapsed along with the collapse of the stock bubble between 2000-2002. Instead, the collapse of the stock bubble helped to feed the US housing bubble. After collectively losing faith in the stock market, millions of people turned to investments in housing as a safe alternative. In addition, the economy was very slow in recovering from the 2001 recession, the weakness of the recovery leading the Federal Reserve Board to continue to cut interest rates - one of numerous occasions where the Fed cut rates in response to a crisis, a pattern of behaviour that had, by that time, become known as a Greenspan put. Fixed-rate mortgages and other interest rates hit 50-year lows. To further fuel the housing market, Federal Reserve Board Chairman Alan Greenspan suggested that homebuyers were wasting money by buying fixed rate mortgages instead of adjustable rate mortgages (ARMs). This was peculiar advice at a time when fixed rate mortgages were near 50-year lows, but even at the low rates of 2003 homebuyers could still afford larger mortgages with the adjustable rates available at the time.

The bubble began to burst in 2007, as the building boom led to so much over-supply that prices could no longer be supported. Prices nationwide began to head downward, with this process accelerating through the fall of 2007 and into 2008. As prices decline, more homeowners face foreclosure. This increase in foreclosures is in part voluntary and in part involuntary. It can be involuntary, since there are cases where people who would like to keep their homes, who would borrow against equity if they could not meet their monthly mortgage payments. When falling house prices destroy equity, they eliminate this option. The voluntary foreclosures take place when people realize that they owe more than the value of their home, and decide that paying off their mortgage is in effect a bad deal. In cases where a home is valued far lower than the amount of the outstanding mortgage, homeowners may be able to effectively pocket hundreds of thousands of dollars (or pounds) by simply walking away from their mortgage.